Non-QM Loans · South Florida

Your income is real. Your tax return just tells it differently.

Miami runs on entrepreneurs — restaurant owners, realtors, contractors, creators, investors — whose tax returns are legally optimized to show less than they truly earn. Conventional underwriting punishes that. Non-QM programs fix it: qualification by bank deposits, rental cash flow, 1099s, or assets, at rates that have grown far more competitive than the segment's old reputation suggests.

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  • NMLS #1615071
  • Licensed in Florida
  • English / Español

Plain English

What is a non-QM loan?

A non-QM (non-qualified mortgage) loan is one that documents income outside the standard W-2-and-tax-return box — using bank statements, rental cash flow, 1099s, profit-and-loss statements, or liquid assets instead. These aren't the no-doc loans of 2007: modern non-QM lenders verify ability to repay rigorously, just through evidence that fits how self-employed people and investors actually earn. Expect somewhat higher rates and down payments than conventional (typically 10–20% down), in exchange for qualification that matches reality.

Bank-statement loans

12–24 months of business or personal deposits stand in for tax returns. The classic fix for Miami business owners whose Schedule C understates a thriving operation.

DSCR — the investor engine

Debt-Service Coverage Ratio loans qualify a rental property on its own income versus its payment — your personal DTI never enters. The tool investors use to scale past conventional's ten-property ceiling.

1099 & P&L programs

Contractors and commission earners can qualify on 1099s alone; established businesses on a CPA-prepared P&L. Fewer documents than you'd believe.

Asset-based qualification

Substantial liquid assets can be converted into qualifying "income" mathematically — retirement-age borrowers and portfolio-rich, salary-light profiles fit here.

Foreign national lending

International buyers with no U.S. credit history finance Miami property routinely — typically 25–30% down with an international credit reference. A huge slice of this market.

Short-term rental friendly

Airbnb-oriented condos and homes that conventional lenders decline can pencil under DSCR programs using projected rental income. Building rules still matter — I vet those too.

Clients Who Closed

Real clients, real closings

Verified Google reviews.

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Yelamy C. Reseña de Google · Realtor

Como Realtor, trabajar con Reinier ha marcado la diferencia en mi negocio. No solo aprueba préstamos — estructura los casos bien, responde rápido y siempre busca soluciones. Gracias a él cierro más deals y gano más listings. Comunicación clara, seguimiento inmediato y resultados reales. Lo recomiendo sin dudar.

I
Isaac C. Google Review · Client

Very responsive and communicative. Focuses on assisting clients any way he can and will work around the clock for you.

★★★★★ Rated 5.0 on Google

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Honest answers

Non-QM questions, answered

How do bank-statement loans work?

Lenders average 12–24 months of deposits (with an expense factor for business accounts) to establish qualifying income — no tax returns required. Self-employed two years or more, typically 10–20% down.

What is a DSCR loan?

A rental-property loan qualified on the property's own cash flow: rent ÷ payment = DSCR. Ratios near 1.0+ qualify; your personal income and DTI stay out of it entirely. Standard tool for scaling investors.

Are non-QM rates much higher?

Somewhat higher than conventional — the gap has narrowed dramatically. For borrowers whose alternative is not qualifying at all, or leaving deals on the table, the math usually favors acting. And refinancing into conventional later stays on the table.

Can foreign nationals buy property in Miami?

Yes — routinely. Foreign national programs require no U.S. credit history; typically 25–30% down with an international banking or credit reference. I handle these in English and Spanish.

I wrote off too much last year — am I stuck?

No. That's exactly the borrower non-QM exists for. Bank statements or a P&L likely tell your real story; we pick the program that reads it best.

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